3710 Chatham Ct · Joliet, IL 60435

$304,910

3 bd · 2.5 ba · 1,584 sqft · Townhouse public records · 7 Days on market

Built 2002 $192/sqft · 15% below area Est $361k · 16% under $11/mo HOA

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +14.5/15.0
• Cash flow +12.8/30.0
• Rent growth +4.4/5.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming family home located in a wonderful neighborhood of Joliet! This spacious 2-story home offers 3 bedrooms and 2.5 bathrooms with a layout designed for comfortable everyday living. Two of the bedrooms are especially spacious, perfect for growing families, guest rooms, or additional space to work or play from home. The main floor features a convenient half bath, while the second floor includes two full bathrooms for added comfort and convenience. Enjoy peace of mind with a brand-new roof installed in 2026 and a beautiful new white privacy fence, creating the perfect backyard space for kids, pets, family gatherings, or summer BBQs. The attached 2-car garage provides plen

Key facts

• Attached garage
• Great community
• Backyard space

Tags

• NEW ROOF
• WHITE PRIVACY FENCE
• BACKYARD SPACE
• ATTACHED GARAGE
• GREAT COMMUNITY

Property features AI

Finance

• Other: Fee simple ownership with homeowners association
• HOA & community: Annual association fee of $135 (includes insurance); Association amenities include a park; Pets allowed (cats and dogs OK; max pet weight listed)

Exterior

• Parking: Attached garage (garage owned); Two garage spaces; two total parking spaces
• Utilities: Public water; Public sewer
• Home design: Attached single property; Townhouse — 2 stories; Entry level: 1
• Construction: Built approx. 21–25 years ago; Frame construction; Asphalt roof; Approximately 1,600 total finished square feet
• Exterior features: Asphalt driveway; Park access via association

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Eating area / breakfast bar
• Bedrooms: Three bedrooms (master bedroom on second level; two additional bedrooms on second level)
• Flooring: Laminate flooring throughout main living areas and bedrooms
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Six total rooms; Kitchen/Dining combo
• Laundry & utility: In-unit laundry (washer and dryer) located on second level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $305k.

Deal economics

• At list price, monthly cash flow is $-28 ($-338/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (10.7% below list).
• Recommended offer: $272k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.8% in Joliet — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 78/100 on livability (#153 in IL, #2,772 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A; Watch: amenities C-, health & safety C-, schools F.
• Plainfield SD 202 (suburban): math 25% / reading 32% proficiency, ranked #213 of 620 in IL (top 34%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+7.7%/yr); 35 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,028 units permitted in Will County in 2024 (530 in 5+ unit buildings).
• This rent runs 43% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Will County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $173k; list at $305k implies a 76% gain — meaningful room to come down on a strong offer.

Recommended offer $272,338 (10.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 9.3

CMA / ARV

• ARV (median comp): $361,226
• List price: $304,910
• Delta: -11.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3731 Indian Head Ln	0.07mi	3/2.5	1,584 (0%)	4mo	$289,000	$182	94
3864 Pathfinder Ln	0.23mi	2/1.5 (-1)	1,590 (+0%)	3mo	$254,500	$160	77
3912 Pathfinder Ln	0.28mi	2/2.5 (-1)	1,660 (+5%)	2mo	$305,000	$184	72
21552 Eich Dr #0	0.68mi	3/2.5	1,550 (-2%)	5mo	$287,000	$185	61
3713 Mustang Rd	0.38mi	2/1.5 (-1)	1,700 (+7%)	2mo	$305,000	$179	59
21520 Victory Lake Way #21520	0.71mi	3/2.0	1,522 (-4%)	1mo	$240,000	$158	58
3800 Harms Rd	0.58mi	3/1.5	1,700 (+7%)	1mo	$305,000	$179	56
21531 Wolf Lake Way	0.69mi	2/2.0 (-1)	1,640 (+4%)	2mo	$290,000	$177	53
12 Dan Ireland Dr	0.39mi	2/1.5 (-1)	1,428 (-10%)	7mo	$250,000	$175	51
21543 Eich Dr	0.71mi	2/2.5 (-1)	1,801 (+14%)	1mo	$287,000	$159	39
21533 Papoose Lake Ct	0.68mi	2/1.0 (-1)	1,380 (-13%)	0mo	$270,000	$196	36
21522 Lake St Clair Dr	0.69mi	2/2.0 (-1)	1,373 (-13%)	4mo	$265,000	$193	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 7.65% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.56×
• Total profit: $-37,778
• Equity at exit: $45,463

10-year hold

• IRR: 3.4%
• Equity multiple: 1.30×
• Total profit: $25,404
• Equity at exit: $26,363

Cash invested: $85,375 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 60435

• Rents YoY: 7.7%
• Active inventory: 35
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,723 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$443 /mo · $5,311/yr
• Insurance: −$127
• HOA: −$11
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $-28

Break-even live

Break-even rent $2,759

Max offer price $299,933

Occupancy floor 96%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $76,228
• Closing costs: $9,147
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16340 Crescent Lake Dr Crest Hill, IL	2.0	2.0	1332	$2,700	$2.03	3d	1	0.79mi
579 S Scott Ln Romeoville, IL	3.0	2.5	1564	$2,950	$1.89	1d	1	1.06mi
1716 William Dr Romeoville, IL	3.0	3.5	1700	$3,800	$2.24	1d	1	1.09mi

HOA detail

• Monthly dues: $11 · $132/yr

Listing history 9 events

1. 2026-06-08
   days on market $304,910 Active 7 DOM
2. 2026-06-07
   days on market $304,910 Active 6 DOM
3. 2026-06-04
   days on market $304,910 Active 3 DOM
4. 2026-06-03
   days on market $304,910 Active 2 DOM
5. 2026-06-02
   days on marketlisting id $304,910 Active 1 DOM
6. 2026-06-01
   pricedays on market $304,910 Active 17 DOM
7. 2026-05-31
   days on market $319,800 Active 16 DOM
8. 2026-05-15
   listed $329,800 Active 934-char remark
9. 2003-09-11
   soldstatus $173,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $5,311 · $443/mo
• Projected year-2 tax: $6,116 · $510/mo
• Expected delta: +$805/yr (+$67/mo · 15.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,681
• − Mortgage interest: −$17,080
• − Property taxes: −$5,311
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,614
• − Management: −$2,614
• − HOA: −$132
• − Depreciation: −$8,870
• Taxable loss: −$5,466
• Est. tax savings @ 24.0%: +$1,312
• After-tax cash flow: $974/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Plainfield SD 202
• NCES district ID: 1731740
• Math proficiency: 25% ▼ -16.00%
• Reading proficiency: 32% ▼ -14.00%
• Median HH income: $90,706
• Composite: 28.83/100
• National rank: #6653
• State rank: #213 of 620 in IL

Livability — Joliet

• Score: 78/100
• State rank: #153
• US rank: #2772

Category grades

Amenities C- Commute A+ Cost of living A Crime C Employment B+ Housing A+ Health & safety C- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Joliet, IL
• County: Will County · 412,448 people
• City population: 68,632
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 48,167
• Household income: $76,369
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 1720.0

Population outlook (Will County) Hauer SSP2

• Today (2025): 705,368 people
• By 2030: 708,154 · +0.4%
• By 2040: 702,692 · -0.4%
• By 2050: 680,249 · -3.6%
• By 2075: 611,990 · -13.2%
• By 2100: 516,215 · -26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 44% Hispanic / Latino 37% Black 15% Two or more races 14% Asian 1%
• Hispanic origin (detail): Mexican 33% Puerto Rican 2%
• Common ancestry: Romanian 6% Lithuanian 1% Slovak 1%
• Foreign-born: 16% · Canada
• Languages at home: 71% English-only · Spanish 26% Russian/Polish/Slavic 1%

Political lean MEDSL · Will

• 2024 margin: Toss-up / Even · D 50.1% · R 48.5% · Other 1.4%
• 2008→2024 swing: -11.6pp toward R · 2008: 13.2pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+8.3 2016: D+5.7 2012: D+3.7 2008: D+13.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.52%
• Current HPI: 210.278
• Rent YoY: ▲ 7.65%
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

7 events — show timeline

• 2026-06-08 Listing Removed — MRED as Distributed by MLS Grid
• 2026-06-01 Listing Removed — MRED as Distributed by MLS Grid
• 2026-06-01 Price Changed — MRED as Distributed by MLS Grid
• 2026-05-26 Price Changed — MRED as Distributed by MLS Grid
• 2026-05-15 Listed — MRED as Distributed by MLS Grid
• 2026-05-15 Listed — MRED as Distributed by MLS Grid
• 2003-09-11 Sold (Public Records) $173,000 Public Records

Property tax history

+2.1%/yr

Latest (2024): $5,311 · +4.9% YoY. Source: county tax records.